Miami Luxury Condos · Balmoral
The county records 423 homes at 9801 Collins Avenue.
By Josh Stein · Florida license SL3057661 · Updated 30 September 2026
Balmoral, at 9801 Collins Avenue, Bal Harbour, holds 423 homes on the Miami-Dade property roll, built 1977. 14 sales were recorded in the 12 months to 16 September 2026, at a median of $1,444,200, or $923 per square foot. Across qualified sales since 2023 the median is $799 per square foot.
Verified against public recordsMiami-Dade County Property Appraiser, Josh Stein Realtor4 sources
Key Takeaways
- Balmoral recorded 14 sales in the 12 months to 16 September 2026 — at a median of $1,444,200, or $923 per square foot, on the Miami-Dade County Property Appraiser record. The latest recorded sale was on 12 June 2026. Own at Balmoral? Ask Josh what yours would sell for on WhatsApp.
- The county records 423 homes at 9801 Collins Avenue, built 1977, under the declaration BALMORAL CONDO. The same record holds 40 other folios that are not a home (32 cabanas, 6 commercial units, 1 reference folio for the common elements and 1 common-area folio).
- Home sizes run 1,388 to 2,010 square feet, median 1,688. The roll records 422 two-bedroom; 1 folio carries no bedroom count on the roll.
- 59 qualified sales since January 2023 have a median of $1,330,000, or $799 per square foot — about one home in 27 changing hands per year.
- 9.0% of recorded resales sold for less than the previous recorded price — 75 of 829 resale pairs on the qualified-sale record, with a median change of +75.8% over a median hold of 9.7 years.
- The highest qualified sale on record is $3,500,000, on 25 March 2025, for a 2,010 square-foot home.
- Address 9801 Collins Avenue, Bal Harbour
- Year built 1977 (county record)
- Homes 423 (Miami-Dade County)
- Home sizes 1,388–2,010 sq ft (median 1,688)
- 2026 assessed value median $833,405
- County declaration BALMORAL CONDO
What the county record shows
Balmoral is at 9801 Collins Avenue, Bal Harbour. The Miami-Dade Property Appraiser lists 423 homes under the declaration BALMORAL CONDO, with a built year of 1977 on every home folio.
Have a question about Balmoral? This page is built from the county record, not a listing feed. If you want what has actually closed here, or an honest read on whether it suits you, ask me directly.
The pull holds 463 folios in all. The ones not counted as homes are 32 cabanas, 6 commercial units, 1 reference folio for the common elements and 1 common-area folio. They are real property with their own assessments, but they are not residences, so every figure on this page leaves them out.
Home sizes run from 1,388 to 2,010 square feet, with a median of 1,688. The roll records 422 two-bedroom; 1 folio carries no bedroom count on the roll. The median 2026 assessed value is $833,405; an assessment is set for tax purposes and is not a market price.
What have homes sold for since 2023?
Qualified arm’s-length sales only. Transfers the county flags as disqualified are excluded, a deed that covers several homes is not counted as one sale, and 2026 is a part year.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 17 | $960,000 | $643 |
| 2024 | 16 | $1,257,500 | $789 |
| 2025 | 17 | $1,466,600 | $856 |
| 2026 | 9 | $1,550,000 | $927 |
Pooled across all 59 qualified sales since January 2023, the median is $1,330,000, or $799 per square foot. With 423 homes, that is about one home in 27 changing hands per year. Median price moves with the mix of floorplans that sold in a given year, so the per-foot column is the better like-for-like guide.
How owners did when they resold
A resale pair is the same home recorded as a qualified sale twice. The county record holds 829 such pairs at Balmoral. In 75 of them (9.0%) the later price was lower than the earlier one. Across all pairs the median change was +75.8%, over a median hold of 9.7 years. These are recorded prices only: they leave out closing costs, improvements, assessments and carrying costs, so a small recorded gain can still be a loss in cash.
The highest recorded sale
The highest qualified sale on the record is $3,500,000, on 25 March 2025, for a 2,010 square-foot home, or $1,741 per square foot.
Other Bal Harbour buildings on the same record
The same 12-month measure, taken the same way from the county record, for other buildings this site covers. Each number is the one on that building’s own page.
| Building | Sales, 12 months | Median price | Median $/sq ft |
|---|---|---|---|
| Balmoral | 14 | $1,444,200 | $923 |
| Harbour House | 14 | $533,750 | $904 |
| Tiffany of Bal Harbour | 5 | $1,210,000 | $610 |
Each building’s 12 months run to the date its county record was retrieved (16 September 2026, 22 September 2026, 23 September 2026), so the windows differ by days, not months.
See also Kenilworth, Harbour House and Tiffany of Bal Harbour, and the full Bal Harbour guide.
What to check before you sign
- Confirm the folio, not just the unit number. Ask for the folio and read its own sale history and assessment on the Property Appraiser’s site.
- Ask the association for its milestone inspection status and its reserve study. Both can change what an owner pays after closing.
- Check any comparable you are shown against the county record. A deed that covered more than one unit, or a combined residence, can make a price per foot look far higher or lower than the building really trades.
- Ask what the monthly maintenance covers and whether any special assessment is approved or proposed. Get it in writing from the association.
Verified 29 September 2026 against the Miami-Dade County Property Appraiser record for BALMORAL CONDO (463 folios retrieved 16 September 2026, 423 counted as homes). Sale figures are qualified arm’s-length transfers, with deeds covering several homes removed. Amenities, storey count, architect and developer are not stated here because no primary source was checked for them. Re-check when the next tax roll publishes.
Balmoral — Frequently Asked Questions
What have homes at Balmoral sold for in the last 12 months?
14 sales were recorded on the Miami-Dade County Property Appraiser record in the 12 months to 16 September 2026, at a median of $1,444,200 ($923 per square foot). The latest recorded sale was on 12 June 2026. These are recorded closings, not asking prices. If you own at Balmoral and want to know what your home would sell for, message Josh Stein on WhatsApp at (305) 695-8257.
How many homes are at Balmoral?
The Miami-Dade County Property Appraiser records 423 homes at 9801 Collins Avenue, Bal Harbour, under the declaration BALMORAL CONDO, retrieved 16 September 2026. The same record holds 40 other folios that are not a home, and they are not counted.
When was Balmoral built?
The county record gives 1977 as the year built for every home folio.
What is the price per square foot at Balmoral?
Across 59 qualified sales recorded since January 2023, the median is $799 per square foot, on a median sale of $1,330,000. By year: 2023, $643 (17 sales); 2024, $789 (16 sales); 2025, $856 (17 sales); 2026, $927 (9 sales). 2026 is a part year.
Do owners at Balmoral lose money when they sell?
On the county record, of 829 resale pairs on the county’s qualified-sale record, 75 (9.0%) sold for less than the previous recorded price. The median change was +75.8% over a median hold of 9.7 years, before closing and carrying costs.
What is the highest price paid at Balmoral?
The highest qualified sale on the county record is $3,500,000, on 25 March 2025, for a 2,010 square-foot home.
Sources and further reading
Thinking about Balmoral?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Call (305) 695-8257Send me a question
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.com
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